TM3 Home Owners Association

[r4BBiT]

Hole for the new house was dug last week:

https://scontent-lga1-1.xx.fbcdn.net/hphotos-xta1/v/t1.0-9/11230965_725326704203_4846812679938938520_n.jpg?oh =3ab0551ad194bc56f016c9b5c6785985&oe=5644DEA3

Foundation was poured this week:

https://scontent-lga1-1.xx.fbcdn.net/hphotos-xta1/v/t1.0-9/11146605_725793828083_7410089563824867371_n.jpg?oh =df8a4c3e956c89cdb0d344a114f8937e&oe=56486064
https://scontent-lga1-1.xx.fbcdn.net/hphotos-xpf1/v/t1.0-9/11058095_725793808123_1339906444411282891_n.jpg?oh =5324913e00489549c828b9130e3326d5&oe=564ECACA


Moving right along...

Oh, and this is what my backyard will be...107 hectares of protected greenspace.

https://scontent-lga1-1.xx.fbcdn.net/hphotos-xap1/v/t1.0-9/11737975_725793813113_3172776887227736393_n.jpg?oh =84351ababb8b9532ae74656a5212e662&oe=5650B6C1

Nice, where is that?

[SomeGuy]

r4BBiT - Backing onto the Huron Natural Area.

[FD22]

just had the driveway widened today to fit another car across. FD22, i'll issue you a parking pass for when you come by

http://drive.google.com/uc?export=view&id=0B3eycRJGDrBTSVhpT1B3Q2ZqMFE

This part bugs me though for two reasons.. First, they said because the valve sticks up they would box around it so i can then have the city shorten it (i actually tapped it down lower yesterday with a hammer and was going to do it more after it was poured. What i didn't realize is that he was also going to pour concrete INTO the box as well, so i'll have to break that out. What was the point then if you were expecting the city to break it up... Secondly, why the hell isn't the box parallel with the perimeter of the driveway. there's no reason why it should be offset and crooked

http://drive.google.com/uc?export=view&id=0B3eycRJGDrBTXzFobWxiR2VPUDg

we're going to put pavers on the boulevard to make it easier to drive up onto the extension

haha sounds good. But, I can't see the pics :(


Hole for the new house was dug last week:

https://scontent-lga1-1.xx.fbcdn.net/hphotos-xta1/v/t1.0-9/11230965_725326704203_4846812679938938520_n.jpg?oh =3ab0551ad194bc56f016c9b5c6785985&oe=5644DEA3

Foundation was poured this week:

https://scontent-lga1-1.xx.fbcdn.net/hphotos-xta1/v/t1.0-9/11146605_725793828083_7410089563824867371_n.jpg?oh =df8a4c3e956c89cdb0d344a114f8937e&oe=56486064
https://scontent-lga1-1.xx.fbcdn.net/hphotos-xpf1/v/t1.0-9/11058095_725793808123_1339906444411282891_n.jpg?oh =5324913e00489549c828b9130e3326d5&oe=564ECACA


Moving right along...

Oh, and this is what my backyard will be...107 hectares of protected greenspace.

https://scontent-lga1-1.xx.fbcdn.net/hphotos-xap1/v/t1.0-9/11737975_725793813113_3172776887227736393_n.jpg?oh =84351ababb8b9532ae74656a5212e662&oe=5650B6C1

:like

[ryan2.3]

FD22

Fixed

[SomeGuy]

Forms are off...

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xaf1/v/t1.0-9/11781715_726018328183_5389220522300046957_n.jpg?oh =ab5a3c5f6fe4909d6deb11d72a812767&oe=565B500A

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xtp1/v/t1.0-9/11145155_726018318203_1447165280137087230_n.jpg?oh =7a303fce0ce123e56fe6fb4feac51a8c&oe=5648EC9B

[SomeGuy]

Moving right along, framing has started:
https://scontent.xx.fbcdn.net/hphotos-xfp1/v/t1.0-9/11891263_728907593073_8316025551606264319_n.jpg?oh =509c9d4e785b8158c4f6371280f9eb23&oe=563E3561

[SilentJay]

^^^ You're doing this yourself?

[SomeGuy]

^^^ You're doing this yourself?

Obviously...



not.

[Flagrum_3]

Obviously...



not.


Your the Inspector...Just a tip, ask that they use screws on the flooring not nails. It will make a huge difference; no floor squeaks etc..but pretty sure you already know this.;)

[SilentJay]

Your the Inspector...Just a tip, ask that they use screws on the flooring not nails. It will make a huge difference; no floor squeaks etc..but pretty sure you already know this.;)

Screws and construction adhesive!

[SomeGuy]

Your the Inspector...Just a tip, ask that they use screws on the flooring not nails. It will make a huge difference; no floor squeaks etc..but pretty sure you already know this.;)

Standard by the builder.

[SomeGuy]

I have a first floor basically...except garage and such.

https://scontent-lga1-1.xx.fbcdn.net/hphotos-xft1/v/t1.0-9/11846526_729233090773_2661952414474707421_n.jpg?oh =4cb3f3549e9bccbd7dc4141bdfadbb6b&oe=564CAFA5
https://scontent-lga1-1.xx.fbcdn.net/hphotos-xft1/v/t1.0-9/11870672_729233100753_46437244921413122_n.jpg?oh=4 181a4654edae2fd551ed6e4cdaf929e&oe=567F1EEB
https://scontent-lga1-1.xx.fbcdn.net/hphotos-xpf1/v/t1.0-9/11903817_729233450053_2443541293217171881_n.jpg?oh =1a736bf482faee6752c95aee94f38607&oe=564C7EC9
https://scontent-lga1-1.xx.fbcdn.net/hphotos-xtp1/v/t1.0-9/11202853_729233445063_1567814454215077128_n.jpg?oh =f7c7a456a0c729b0a5ab92b5f5cbcfac&oe=5679A9EE
https://scontent-lga1-1.xx.fbcdn.net/hphotos-xfp1/v/t1.0-9/11822612_729233095763_6835412470788093751_n.jpg?oh =c118356e87622a42499c24c01b54d716&oe=56487170

[SomeGuy]

Lots of progress in the last week, second floor and rafters are up.

https://scontent-lga1-1.xx.fbcdn.net/hphotos-xpf1/v/t1.0-9/11888099_730973932113_1095175821430149027_n.jpg?oh =d35b72d7b9ebb84d193e09e2fd043645&oe=5667FA14

[m_bisson]

Aww man. They don't make em like they used to.

[SomeGuy]

Aww man. They don't make em like they used to.

Uh, thankfully...I sure as hell wouldn't want to live in any house built before the 80's. Hell even compared to most 90's houses.

[mazdasport]

My house was built in the late 60 its better built then any volume built builders home I have had a structural engineer there for 2 renos tell me so before I blew the interior walls out not all old homes are poorly constructed

P.s if there I a bedroom above that garage I bet during the winter months it will always be chilly

[m_bisson]

A lot of older houses were over built. There's probably like double the mass in some of the old ones, compared to yours.

Not as energy efficient, but I bet your house falls down while some of the older ones are still standing ;)

[mazdasport]

We spent quite a bit of money bringing our house up to today's energy standards last year with the cold winter only burned 2 chords of wood all winter long :D:D

[loki]

Uh, thankfully...I sure as hell wouldn't want to live in any house built before the 80's. Hell even compared to most 90's houses.

my house was built in 1929

No issues

[SomeGuy]

My house was built in the late 60 its better built then any volume built builders home I have had a structural engineer there for 2 renos tell me so before I blew the interior walls out not all old homes are poorly constructed

P.s if there I a bedroom above that garage I bet during the winter months it will always be chilly

R31 spray foam in the space above the garage, won't be an issue.


A lot of older houses were over built. There's probably like double the mass in some of the old ones, compared to yours.

Not as energy efficient, but I bet your house falls down while some of the older ones are still standing ;)

I'd say a few (not a lot) are over built...but I wouldn't overly bet on which would fall over and which wouldn't. This is still 2x6 construction, plus 2x10 floor joists, has 3/4" plywood for floors sheeting, steel load bearing beams and a properly poured waterproof concrete foundation. I would easily bet I will have LESS issues than someone in an older house from a structure standpoint. This is before you look at the nightmare that is the HVAC, Plumbing, Electrical, and Insulation systems used on older house. Yay knob and tube with asbestos, single pane windows and no forced air...eff that shit.

[mazdasport]

Just remember all volume builders do cut corners that's all my brother on laws new built home by a very respected builder they still forgot to connect 2 of the heat runs upstairs from the basement

[SomeGuy]

Just remember all volume builders do cut corners that's all my brother on laws new built home by a very respected builder they still forgot to connect 2 of the heat runs upstairs from the basement

They are a semi-custom higher end builder and have a reputation of doing things right. Plus I'm going to keep a damn good eye on things myself. They do the typical pre-drywall inspection with me but I've also arranged a post framing and a pre-insulation inspection as well. Then I'm just swinging by weekly (as shown from the pictures) to watch progress and I take a quick walk around at that point too.

There are advantages to going pre-built and advantages with different ages of home...but for me the advantages of a custom built home the way I wanted things (layout, finishes, colours, structural, etc) came out way way ahead.

[cwp_sedan]

Well this escalated quickly.

I don't want to hear any more bitching.

[SomeGuy]

Well this escalated quickly.

I don't want to hear any more bitching.

Sorry, your reply wasn't there when I started...

But I'll shutup now and enjoy watching my nice new house get built on my own, since it's obvious nobody here wants to see it :(

[Aitch]

Sorry, your reply wasn't there when I started...

But I'll shutup now and enjoy watching my nice new house get built on my own, since it's obvious nobody here wants to see it :(

Keep posting photos. I was just about to warn people about the thread-crapping before Ryan stepped in, as there's absolutely no need people to jump on you for your choice in choice of housing.

[Aitch]

minor clean-up done.

[SomeGuy]

R31 spray foam in the space above the garage, won't be an issue.
mazdasport; I also should have mentioned that the garage including door will be fully insulated, so the garage itself won't be overly cold in the winter either. It's going to be roughed in for a natural gas heater as well, so once I install that (sometime after I move in, was cheaper to buy it and DIY install after and just have a gas fitter make final connections), the garage will never be below freezing.

[mazdasport]

mazdasport; I also should have mentioned that the garage including door will be fully insulated, so the garage itself won't be overly cold in the winter either. It's going to be roughed in for a natural gas heater as well, so once I install that (sometime after I move in, was cheaper to buy it and DIY install after and just have a gas fitter make final connections), the garage will never be below freezing.

That's great before I became a millwright I did some work in volume built homes for a builder that was suppose to be a high end builder and the corner cutting amazed me, at least you did your homework looks like a massive house from the pictures, as long as they didn't make the concrete for the foundation "flow better" by just dumping a whole bunch of water in it should be good saw that happen way to many times

[SomeGuy]

That's great before I became a millwright I did some work in volume built homes for a builder that was suppose to be a high end builder and the corner cutting amazed me, at least you did your homework looks like a massive house from the pictures, as long as they didn't make the concrete for the foundation "flow better" by just dumping a whole bunch of water in it should be good saw that happen way to many times

I hope not...I was by the house the day they poured the foundation and it didn't look excessively wet or dry on the surface in the forms but hard to say what it's like all the way through.

As mentioned earlier, house is a smidge over 2400 sq ft (not including basement/garage as usual). It is fairly big, but the walkout basement is what really makes it look huge since you have another floor sticking out of the ground. Two houses down from us, they even did a loft level (so 3 story), that sucker is HUGE.

[midnightfxgt]

I hope not...I was by the house the day they poured the foundation and it didn't look excessively wet or dry on the surface in the forms but hard to say what it's like all the way through.

As mentioned earlier, house is a smidge over 2400 sq ft (not including basement/garage as usual). It is fairly big, but the walkout basement is what really makes it look huge since you have another floor sticking out of the ground. Two houses down from us, they even did a loft level (so 3 story), that sucker is HUGE.

Plus, with a Tarion warranty, you're pretty safe. I wouldn't worry.

[Default User]

I want a new house now..... [/whiny voice]

[Booter22]

in the process of buying our first house. I don't count as being on the ownership of lizzs parents house really buying it. so if all goes well. out to Orangeville we go to this beauty

http://comfree.com/home-for-sale-orangeville-ontario-630084

keep your fingers crossed for us! just waiting to hear what the bank says this afternoon.

[m_bisson]

in the process of buying our first house. I don't count as being on the ownership of lizzs parents house really buying it. so if all goes well. out to Orangeville we go to this beauty

http://comfree.com/home-for-sale-orangeville-ontario-630084

keep your fingers crossed for us! just waiting to hear what the bank says this afternoon.

Nice. I like the layout of the main floor.

[aris]

in the process of buying our first house. I don't count as being on the ownership of lizzs parents house really buying it. so if all goes well. out to Orangeville we go to this beauty

http://comfree.com/home-for-sale-orangeville-ontario-630084

keep your fingers crossed for us! just waiting to hear what the bank says this afternoon.

nice house.... Hope you get it

[SomeGuy]

Windows are in...and an ugly temporary door.

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xfl1/v/t1.0-9/11987173_731410147933_3650637936800411606_n.jpg?oh =0120b82e6c81e2fb18de18d8e9340f3d&oe=566A6639

Plus the rest of the roof is sheeted.

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xpf1/v/t1.0-9/11960259_731410152923_119789935011934520_n.jpg?oh= ae3fc23e7715cd066bee8106a44c5757&oe=566F50ED
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xpf1/v/t1.0-9/11902302_731410157913_2180644650628086582_n.jpg?oh =df968aa4d6148aa318a2a8d85c3c419f&oe=56698958

[loki]

That other house is like the guy that parks right next to you when the lot is completely empty...

[SomeGuy]

Here's a wider shot of where we're situated...wish we could have had a double lot.

http://someforum.net/House/IMG_20150830_152318.jpg

[SirWanker]

Here's a wider shot of where we're situated...wish we could have had a double lot.


If you appreciate the additional mowing and weeding...:P

[SomeGuy]

If you appreciate the additional mowing and weeding...:P

LoL or build the entire thing as a garage :D

[loki]

LoL or build the entire thing as a garage :D

so even all the way out there, they still build the house less than8 feet apart?

damn

[SomeGuy]

so even all the way out there, they still build the house less than8 feet apart?

damn

Not less, but yes...only 8 feet. Some neighbourhoods going up are down to 4 feet, you can actually walk roof to roof. Not one of the new home builders short of buying an empty lot or an oversized lot for the house size will give you more than 8 feet out here.

[Aitch]

That other house is like the guy that parks right next to you when the lot is completely empty...

http://i57.tinypic.com/v7qihf.jpg

[Mr Wilson]

Anyone recommend a good duct cleaning company, mine could probably use a good cleaning after 50+ years of prior owner smoking.

[loki]

Anyone recommend a good duct cleaning company, mine could probably use a good cleaning after 50+ years of prior owner smoking.

Atlas Care

But they aren't cheap

[Mr Wilson]

Thanks loki

[Flagrum_3]

Anyone recommend a good duct cleaning company, mine could probably use a good cleaning after 50+ years of prior owner smoking.

Last I heard they don't actually clean them, they just vacuum them. Some will actually clean them with a cleaner but only as far as their arm can reach into the vent..If there's 50 years of cigarette tar caked on the interior duct walls, nothing short of taking them apart and cleaning them will suffice.....just saying. :)

_3

[loki]

Last I heard they don't actually clean them, they just vacuum them. Some will actually clean them with a cleaner but only as far as their arm can reach into the vent..If there's 50 years of cigarette tar caked on the interior duct walls, nothing short of taking them apart and cleaning them will suffice.....just saying. :)

_3

They vaccuum them with that spinning brush/duster on the end. But you're right, for cigarette smell I don't know what would get that out

[m_bisson]

Duct cleaning is interesting....

While renovating my basement, I decided to open up the old air return since it was accessible. My house is about 40 years old, ducts never cleaned (no evidence of those holes they typically drill to blow air) yet there was almost no dust inside.

Now, you figure the cold air return would be dustier than the supply, seeing as how it's sucking in dusty air to carry it to the furnace. I ended up getting a damp rag and wiping the inside of the duct: it was only a thin film of dust!

I have serious doubts about the merits of duct cleaning, and the prices they charge.

First, anything that settles/sticks or is too heavy for air to move, isn't going to cause any issues anyways.
Second, your furnace filter is catching all the stuff that doesn't get stuck to the ducts. If your filte gets dirty often, that's not because your ducts are dirty, it's just the air in your house that's dirty.


Unless you have a mold problem, or something dies inside a duct, I don't think there's any benefit from duct cleaning. And to remedy those more serious problems, you have to disassemble the ducts anyways.

[Mr Wilson]

Thanks all for the comments. The house was 'cleaned' before we moved in and for the most part it has been fine. It's odd that we notice a stale cigarette smell when the a/c has been on for a few days, but not when the furnace is on.

It hasn't been so much an issue as the last two summers the a/c was only on for a few short blasts here and there.

[SomeGuy]

Thanks all for the comments. The house was 'cleaned' before we moved in and for the most part it has been fine. It's odd that we notice a stale cigarette smell when the a/c has been on for a few days, but not when the furnace is on.

It hasn't been so much an issue as the last two summers the a/c was only on for a few short blasts here and there.

There's absolutely no difference when running AC versus Heat...the air still passes through both the heating and cooling portions of the furnace, it's just one is not hot or one is not cold.

I kind of agree with m_bisson...it seems rather pointless, you're actually going to end up stirring up more dust that was otherwise stuck/settled too, might make it worse.

[Mr Wilson]

And that's fine we haven't settled on anything. Just figured I'd ask her and have a discussion.

I don't know what to say for ac vs heat. We haven't had the issue with heat as of yet.

[Default User]

The smoke will infest the drywalls.

I demo'd a home that was previously owned for 25 years by chronic smokers.

We couldn't get the stink out even after pulling the window dressings and carpets.

Turns out the drywall in the living room and bedroom was tarred to shits. My buddy sprayed some cleaner on the walls (to strip the wall paper) - and you could see the brown ooze out.

[Mazduh]

The smoke will infest the drywalls.

I demo'd a home that was previously owned for 25 years by chronic smokers.

We couldn't get the stink out even after pulling the window dressings and carpets.

Turns out the drywall in the living room and bedroom was tarred to shits. My buddy sprayed some cleaner on the walls (to strip the wall paper) - and you could see the brown ooze out.

My grandparents house was the same way. My aunt now smokes steady in it. Not looking forward to renos in there.

[Booter22]

House inspection Tuesday morning. anything we should be looking out for? house is 20 years old. looks very well kept. my current house is 18 years old.

[SomeGuy]

20 years old you're fine...it's past the asbestos, knob and tube, etc old issues. Usual issues would be water problems (roof or foundation), seals on windows gone, lousy insulation sometimes, furnace/AC might be near replacement time, etc.

[m_bisson]

Check all the lights. Check the wall outlets with a proper tester. Check hot water, to see how fast it comes, and how long it lasts. Check all the taps, including hose outside...Flush the toilets.
Make sure the doors work properly: if a door won't close, something has shifted a lot.
Turn on the air conditioner if it's not on, and check air flow at all the vents. Even if it is on, turn it right down to 19 or something while you're there.

Use your nose.

Bring a 4 or 6 foot ladder and check the attic.

Look for evidence of mice/pests. Especially under the kitchen or bathroom sinks.

Spend 3 or 4 hours. Take your time. You don't want to miss something.

[Booter22]

20 years old you're fine...it's past the asbestos, knob and tube, etc old issues. Usual issues would be water problems (roof or foundation), seals on windows gone, lousy insulation sometimes, furnace/AC might be near replacement time, etc.


Check all the lights. Check the wall outlets with a proper tester. Check hot water, to see how fast it comes, and how long it lasts. Check all the taps, including hose outside...Flush the toilets.
Make sure the doors work properly: if a door won't close, something has shifted a lot.
Turn on the air conditioner if it's not on, and check air flow at all the vents. Even if it is on, turn it right down to 19 or something while you're there.

Use your nose.

Bring a 4 or 6 foot ladder and check the attic.

Look for evidence of mice/pests. Especially under the kitchen or bathroom sinks.

Spend 3 or 4 hours. Take your time. You don't want to miss something.

Thanks so much for the advise. the windows, floor, kitchen roof have all been replaced in the last 5 years. ac unit as well. furnace is 8 years old. I know we are getting rid of the rental water heater and getting the high efficiency space saver one. we have that in our house now. love how it works. but other then that. I will do everything that you advise!

[m_bisson]

Booter22

How much was that water heater? Did you notice a big savings? My current gas bill, in the middle of summer, is pretty high. I was considering one of those instant heaters.

[Default User]

When there's "recent work done" - I try to look for cover ups (like patch ups in the ceilings, or different tone paint jobs, etc)

Not always very easy (or reliable) but it helps question some things that could potentially be a deal breaker.

[Booter22]

Booter22

How much was that water heater? Did you notice a big savings? My current gas bill, in the middle of summer, is pretty high. I was considering one of those instant heaters.
I cant remeber the exact but it was well worth it. My friend could install one for you if your interested.

When there's "recent work done" - I try to look for cover ups (like patch ups in the ceilings, or different tone paint jobs, etc)

Not always very easy (or reliable) but it helps question some things that could potentially be a deal breaker.

Of course yea were going tomorrow at 9 am so wont be done until were done. Cleared our whole mornings so we can take our time

[SomeGuy]

Met with the site supervisor today to have a look around and discuss a few things (prior to pre-drywall)...so got a chance to take a bunch of pics inside too. It's coming along.

Have a roof:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xfp1/v/t1.0-9/11665380_732482464003_7259148370178769825_n.jpg?oh =bb702498af820c885fc756d979723488&oe=56628E18

Great room:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xlf1/v/t1.0-9/11986587_732482943043_7828738893785775658_n.jpg?oh =dc8e698f9e54a2234047c84fd7ace4ff&oe=56A3A5BD

Great/Dining rooms:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xfp1/v/t1.0-9/10987412_732482548833_8580159090112610835_n.jpg?oh =99f2547c57052a15d6c16e83b4b42e02&oe=566EF46C

Kitchen:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xfp1/v/t1.0-9/11935100_732482553823_6229710310429931514_n.jpg?oh =1021287b3b45792e04bc048178af3858&oe=565FD4E4

Upstairs from family room:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xaf1/v/t1.0-9/12006324_732482618693_2651401893344756272_n.jpg?oh =3d3cf32df54067d71131acf65f88546b&oe=566CEC31

View from middle bedroom:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xtp1/v/t1.0-9/11220898_732482708513_3575659156334831802_n.jpg?oh =5bea8f9cd4f5dff15d32dc8bb9ce2702&oe=5679CBF9

Master bedroom closets:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xpa1/v/t1.0-9/11215790_732482753423_2886976444554009018_n.jpg?oh =b519e6caa65507dc6c8f31d378f3c72a&oe=566BFEEA

Back wall of master:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xlp1/v/t1.0-9/12004749_732482768393_2368448691240194496_n.jpg?oh =d0e81599289baa00d6ec6c9abfbb5415&oe=565E5C92

Basement:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xlp1/v/t1.0-9/11214294_732482863203_6279383429224286808_n.jpg?oh =acb12eb9dc975ba93213c6074f5974d8&oe=5668EA02

[Flagrum_3]

I like them windows and awesome view!

[Mazduh]

Looks great! I don't know if I could live with no backyard though.

[SomeGuy]

Looks great! I don't know if I could live with no backyard though.

It's not no backyard...we own to the bottom of the slope...it's just not a lot of flat backyard. We'll do deck/retaining wall/landscaping eventually that will make the space usable. No kids (or plans for kids) so running around playing soccer isn't a big concern.

[m_bisson]

Accidents happen.

[SomeGuy]

Accidents happen.

Yup, that's why you're here :P

[Booter22]

WE GOT THE HOUSE!!!!!

http://i1124.photobucket.com/albums/l576/JBoot22/Mobile%20Uploads/20150908_114850_zpsc69nejwk.jpg

Move in date. End of october

[aris]

Congrats

WE GOT THE HOUSE!!!!!

http://i1124.photobucket.com/albums/l576/JBoot22/Mobile%20Uploads/20150908_114850_zpsc69nejwk.jpg

Move in date. End of october

[Default User]

WE GOT THE HOUSE!!!!!

Move in date. End of october

CONGRATS!

[Booter22]

Thanks guys! cant wait to move

[SirWanker]

Thanks guys! cant wait to move

Not sure about your situation but:

start de-cluttering your old place now

if you have not used the item in a while, say a year, would you still need it The new place?


start packing

[Booter22]

Not sure about your situation but:

start de-cluttering your old place now

if you have not used the item in a while, say a year, would you still need it The new place?


start packing


yea we have started to buy some of the things we need and tuck some things aside. this or next weekend we will be going through our under stair and garage storage to see what we are keeping but pretty sure all of that will be coming over with us.

[Jeff-TheBiz]

Nice master someguy. 3 windows?!? Glad I am not paying for your windows.

I would recommend you discuss phone/internet/central vac before the drywall goes up. If you haven't already looking a sweep shoot in the kitchen (so convenient)

Congrats booter. Have sold your old house yet? Where abouts?

Now a quick question. Anyone here know anything about wasp nest removal???

Found this wasp apartment building this morning.


http://images.tapatalk-cdn.com/15/09/14/2921c34d39a4f862edfc1df8ee621cc8.jpg

It is about 25-30 feet up and is the size of a beach ball. I wish I were exaggerating.

[SomeGuy]

Nice master someguy. 3 windows?!? Glad I am not paying for your windows.

I would recommend you discuss phone/internet/central vac before the drywall goes up. If you haven't already looking a sweep shoot in the kitchen (so convenient)

Congrats booter. Have sold your old house yet? Where abouts?

Now a quick question. Anyone here know anything about wasp nest removal???

Found this wasp apartment building this morning.


http://images.tapatalk-cdn.com/15/09/14/2921c34d39a4f862edfc1df8ee621cc8.jpg

It is about 25-30 feet up and is the size of a beach ball. I wish I were exaggerating.


Actually 4 windows in the master, 3 at the back and 1 at the side. We did a lot of windows in this house, most rooms have windows on more than one wall so we get light throughout the day.

I've got cable/network (cat 6) going to every bedroom and every living space, only 2 telephone jacks because cordless phones and who cares lol I also ran conduit this weekend myself so I have pulls into the great room, master bedroom and family room and either up to the attic or down to the basement (including one that goes all the way from basement to attic) so I can pull new stuff in the future. Also pre-wired a bunch of speaker wire to various places.

As for central vac, it's already roughed in been debating the kick sweep thing so I might make a point of getting it added, I think I'll regret not having it if I don't.

[Jeff-TheBiz]

Actually 4 windows in the master, 3 at the back and 1 at the side. We did a lot of windows in this house, most rooms have windows on more than one wall so we get light throughout the day.

I've got cable/network (cat 6) going to every bedroom and every living space, only 2 telephone jacks because cordless phones and who cares lol I also ran conduit this weekend myself so I have pulls into the great room, master bedroom and family room and either up to the attic or down to the basement (including one that goes all the way from basement to attic) so I can pull new stuff in the future. Also pre-wired a bunch of speaker wire to various places.

As for central vac, it's already roughed in been debating the kick sweep thing so I might make a point of getting it added, I think I'll regret not having it if I don't.

You are doing everything right. For the cost of an extra few phone lines I would put more. Future fax for office etc

Also get the kick plate. You will thank me later. In my first house we had one in the kitchen. Second house had one in kitchen and one in ensuite. Trust me. Get it.

[SomeGuy]

You are doing everything right. For the cost of an extra few phone lines I would put more. Future fax for office etc

Also get the kick plate. You will thank me later. In my first house we had one in the kitchen. Second house had one in kitchen and one in ensuite. Trust me. Get it.

I just emailed my builder asking they add one in the kitchen :)

I'm not overly concerned about phone lines, at very least I have network in every room and can just do something via network instead...I'm already using voip for home phone anyway.

The sad thing is, even as much as I've thought through so many details, I know I'm going to have missed a few things I will wish I had done in the future. I already kind of regret not doing 9' ceilings in the basement (and it's wayyy too late to change that), although I've mostly reconciled myself to this fact, it might have been nice down the road when the basement was finished. We at least did 9' on first and second floor and the upper family room is a bit over 10'.

[ryan2.3]

Regarding your phone, you may not need them, but it may be good to put them in anyways because if you sell later on, someone may not like the fact that they'd have to start running phone lines through the house if they're old school and like land line

[SomeGuy]

Regarding your phone, you may not need them, but it may be good to put them in anyways because if you sell later on, someone may not like the fact that they'd have to start running phone lines through the house if they're old school and like land line

There's one just beside the kitchen and one in the master bedroom...it's sufficient. Without opening any walls I can easily get one in the family room, great room, or anywhere in the basement. In the grand scheme of things, phone lines aren't something that is going to at all hurt resale IMO.

[midnightfxgt]

There's one just beside the kitchen and one in the master bedroom...it's sufficient. Without opening any walls I can easily get one in the family room, great room, or anywhere in the basement. In the grand scheme of things, phone lines aren't something that is going to at all hurt resale IMO.

Agreed. Most people, even on landline, will have cordless handsets.

[Booter22]

Jeff-TheBiz we owned half of the house lizzs parents will be staying in. so they bought us out and that's most of our 20% down on the new house. which works out. because if we cant get to Orangeville then we can stay there or at my parents house a few minutes away.

[mazdaspeedemon3]

people still pay for home phones?

[loki]

people still pay for home phones?

Yes

[SomeGuy]

people still pay for home phones?

Yup, $3.98/month unlimited with Ooma.

[r4BBiT]

Yup, $3.98/month unlimited with Ooma.

I've been using NetTalk Duo 2 for over a year now and it's great. Unlimited North America calling for $50 / year. Initially it's like $70, but $20 is for the device.

[m_bisson]

I'm using TekSavvy. It's $10 a month, but I wouldn't recommend it. The device they use/make you buy is a huge pain in the ass to setup. Also, on a few occasions, it's stopped working. Had to reboot the little box. Meanwhile, I could have missed important faxes.

[SirWanker]

I just emailed my builder asking they add one in the kitchen :)

I'm not overly concerned about phone lines, at very least I have network in every room and can just do something via network instead...I'm already using voip for home phone anyway.

The sad thing is, even as much as I've thought through so many details, I know I'm going to have missed a few things I will wish I had done in the future. I already kind of regret not doing 9' ceilings in the basement (and it's wayyy too late to change that), although I've mostly reconciled myself to this fact, it might have been nice down the road when the basement was finished. We at least did 9' on first and second floor and the upper family room is a bit over 10'.


Nice to have:

access ports to your main sewage drops/pipes
upgrade to a commercial-strength kitchen exhaust vent system, especially if you enjoy cooking
laundry facilities on the second floor or main floor instead of the basement
illuminated light switches in all the main areas
skylight above the main stair-case; specify self-cleaning glass
three-piece washroom in the basement
insulated cold room/root cellar/wine room
electrical drops where the smoke/CO2 detectors are installed
can't remember what this is called but a device/mechanism that will prevent sewage back-up from flooding your basement
specify ball valves for all water shut-off controls


e.g. http://www.homedepot.ca/wcsstore/HomeDepotCanada/images/catalog/827884_Prima_3.jpg



gas extension to backyard for fire pit.

[SomeGuy]

Cool list, thanks for taking the time to write those out...I answered what's going on with all of those below, think I've mostly got it covered or at least nothing I can't still do afterwards.


Nice to have:

access ports to your main sewage drops/pipes - Got it, unfinished basement
upgrade to a commercial-strength kitchen exhaust vent system, especially if you enjoy cooking - Got a 600cfm Kitchenaid going in
laundry facilities on the second floor or main floor instead of the basement - We specified basement, it's my preferred location
illuminated light switches in all the main areas - Can do later/any time if need be
skylight above the main stair-case; specify self-cleaning glass - No skylight but there's a window over the staircase
three-piece washroom in the basement - Roughed in
insulated cold room/root cellar/wine room - Cold room yes, but not insulated?
electrical drops where the smoke/CO2 detectors are installed - Eh? Smoke/CO2 are all hard wired together per code.
can't remember what this is called but a device/mechanism that will prevent sewage back-up from flooding your basement - Back water valve, standard and included
specify ball valves for all water shut-off controls - So far looks to be the case, don't know about water tank or such yet but main feeds are.
gas extension to backyard for fire pit. - Not now, but unfinished basement if I want to run one indoors after like they would have anyway, or can run around the outside.

[rajin929]

i've added a conduit run from the basement to the attic, made it easier for me to run my network and cable runs to the upper levels. I prefer hard-wire connection for my media player and TV as opposed to wireless.

[SomeGuy]

i've added a conduit run from the basement to the attic, made it easier for me to run my network and cable runs to the upper levels. I prefer hard-wire connection for my media player and TV as opposed to wireless.

Every bedroom and every living space has Cat 6 pre-wired by the builder. They let me in this past weekend to pull wire/conduit as well, so I have conduit drops on either side of my great room to the basement, two in the family room up to the attic front/back, and one from basement all the way to attic with a box half way up in the master bedroom. I'm more than set for network wiring :)

[rktsci]

Every bedroom and every living space has Cat 6 pre-wired by the builder. They let me in this past weekend to pull wire/conduit as well, so I have conduit drops on either side of my great room to the basement, two in the family room up to the attic front/back, and one from basement all the way to attic with a box half way up in the master bedroom. I'm more than set for network wiring :)

That's nice that they allowed you access to do that. My builder was not as generous. I did make some markings for myself in the basement to more easily locate some areas for speaker wiring.

The biggest thing to remember when buying a new home is that you pay a significant premium for the the builder to do anything additional. You only want to incur the cost when it will be more costly to do once the home is finished.

[SomeGuy]

That's nice that they allowed you access to do that. My builder was not as generous. I did make some markings for myself in the basement to more easily locate some areas for speaker wiring.

The biggest thing to remember when buying a new home is that you pay a significant premium for the the builder to do anything additional. You only want to incur the cost when it will be more costly to do once the home is finished.

My builders prices weren't too bad for upgrades. Some were out in left field (usually with very unique requests or things they don't normally do and hire out to sub-contractors) but for the most part it was just differential pricing on what their standard was plus a smidge of markup. Even things that were add-on entirely (ie no standard but say you want an extra this or that) weren't too bad.

That said, although I didn't cheap out on things, I didn't go absurd with upgrades for things that just didn't make sense. The other thing is sometimes that premium is worth while because 1) it's built into the cost of the home and can go on the mortgage at really low rates, 2) it's warrantied with the rest of the house, and most importantly 3) there's no moving in and doing more stuff right away, less hassle, it's convenient to just have it already finished in the house. I'd really hate to say get laminate counter tops and then swap out to quartz the month I move in or have to cut holes in walls to run something, or whatever.

[SomeGuy]

Nothing too exciting going on outside:

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xfp1/v/t1.0-9/12002879_733352470503_4299221330732981647_n.jpg?oh =36d5b800cb4fe55223d817681233b0af&oe=569B8357

Inside is just a crazy amount of roughing in going on. I find some of the electrical runs a little sloppy (like come on, keep them at the same height horizontally) but beyond that the rough ins look done right...ducts are getting fully taped, electrical on outside walls have sealed boxes, good positioning of everything, no cheaping out on number of plugs/lights/etc, nothing strange or done incorrectly that I've found yet.

Great room:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xtp1/v/t1.0-9/12020024_733352430583_756753311332107832_n.jpg?oh= 2549e5bf7d6cbfd7bfb684da24b527b2&oe=56A49215
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xpl1/v/t1.0-9/12002895_733352375693_6724660933130323118_n.jpg?oh =55de952c76024305376f35f1c5210cc5&oe=56A7EA46

Kitchen:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xft1/v/t1.0-9/12006336_733352330783_7768911316207903168_n.jpg?oh =36d0eb36cf3f02eec16ba78863f3289a&oe=56A48698

Upstairs hallway:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xta1/v/t1.0-9/11350826_733352425593_8328076956047774766_n.jpg?oh =098b22414ac7b04e0ece21e5bbabb020&oe=56AB9E09

Master bedroom:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xpa1/v/t1.0-9/12027775_733352420603_1837349758221752974_n.jpg?oh =e2d0e072770c456f3ae412c4c645b9df&oe=566C6CA1

Main bath:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xfl1/v/t1.0-9/12038197_733352380683_3502615924040673632_n.jpg?oh =84eb78bfedf5baa77f59b449eac51ab6&oe=5665371D

I will have good electrical service though...

200 amp 40 space main panel:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xtp1/v/t1.0-9/12042823_733352335773_3209649993541708054_n.jpg?oh =39a8e4f9e1999ad65c96ad0d614cc15e&oe=566F62B8

100 amp 32 space sub panel to the garage:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xtl1/v/t1.0-9/12003181_733352325793_4410001416898439299_n.jpg?oh =c2fd7e4a91ccff86d1521dbe25562986&oe=566055C9

[soccerboy1491]

I feel like your neighbour has no yard at all :/ I remember you do I believe as you're on the corner but damn that's close houses...

Do they build houses with some special material to help prevent fires from spreading as quickly? Seems like if one house goes up the whole row will quick.

[Booter22]

We get our keys in less then a month!!! sorry just excited!

anyone have any advice for fall lawn maint? I know you can get the fall lawn feed but is it really worth it?

[SomeGuy]

I feel like your neighbour has no yard at all :/ I remember you do I believe as you're on the corner but damn that's close houses...

Do they build houses with some special material to help prevent fires from spreading as quickly? Seems like if one house goes up the whole row will quick.

We aren't on the corner, there will be one right beside us still unfortunately although no one has bought it yet. We're 8 feet apart between the buildings which is standard for new neighbourhoods. One Mattamy built neighbourhood is going up with 4 feet between the houses which is ridiculous.

At very least our house is going to be entirely brick unlike the others, it should afford us a bit more protection.

A couple years ago my neighbours house where I am now had a fire that wrecked the place...luckily the fire department responded fast enough and there was no damage to mine, but it's damn scary seeing flames coming out the side of their house right beside mine.

[mazdasport]

We get our keys in less then a month!!! sorry just excited!

anyone have any advice for fall lawn maint? I know you can get the fall lawn feed but is it really worth it?

Rake up any leaves and fertilize your lawn it will thank you in the spring

[rajin929]

We get our keys in less then a month!!! sorry just excited!

anyone have any advice for fall lawn maint? I know you can get the fall lawn feed but is it really worth it?

now is the best time to aerate, top dress and overseed as the temps are lower and there's more rain.
in 6-8 weeks the new grass will be growing nicely perfect time to hit it with the fall fertilizer and you'll be set for the spring

[Booter22]

now is the best time to aerate, top dress and overseed as the temps are lower and there's more rain.
in 6-8 weeks the new grass will be growing nicely perfect time to hit it with the fall fertilizer and you'll be set for the spring

.. lol yep sure would be nice to do it now.. but I don't get my keys until the 16th of oct. so what should I be doing then?

[loki]

.. lol yep sure would be nice to do it now.. but I don't get my keys until the 16th of oct. so what should I be doing then?

what's wrong with your grass?

[m_bisson]

.. lol yep sure would be nice to do it now.. but I don't get my keys until the 16th of oct. so what should I be doing then?

Rake it. That's all.

[Booter22]

what's wrong with your grass?

nothing there is grass there. but I just didn't know what I should do to prep it before winter.

[aris]

.. lol yep sure would be nice to do it now.. but I don't get my keys until the 16th of oct. so what should I be doing then?
This second week of October

http://i998.photobucket.com/albums/af102/aristeidis/76EF3710-E977-4982-8522-9B4CA6AC48DF_zpsuchahsnc.png (http://s998.photobucket.com/user/aristeidis/media/76EF3710-E977-4982-8522-9B4CA6AC48DF_zpsuchahsnc.png.html)

[Booter22]

This second week of October

http://i998.photobucket.com/albums/af102/aristeidis/76EF3710-E977-4982-8522-9B4CA6AC48DF_zpsuchahsnc.png (http://s998.photobucket.com/user/aristeidis/media/76EF3710-E977-4982-8522-9B4CA6AC48DF_zpsuchahsnc.png.html)

beauty, yea that's what I was looking at. just figured id ask first.

[aris]

beauty, yea that's what I was looking at. just figured id ask first.


Spring time use the spring fertilizer and mid summer use the summer fertilizer.... Also spring time it wouldn't hurt to put lot's of grass seed down.... The thinker the grass the less weeds

[loki]

nothing there is grass there. but I just didn't know what I should do to prep it before winter.

Grass is tough. It's gonna chill get all brown and look like it's dying a d the come back in spring

[Booter22]

Grass is tough. It's gonna chill get all brown and look like it's dying a d the come back in spring

yea I mean I had done maint at my parents house but they had a company come in and spary and feed it. at our house lizzs dad does a lot of it and I have a friend who does it too. just trying to see If anyone uses this stuff if it works or is just a waste ofmoney

[Slade]

http://images.tapatalk-cdn.com/15/09/19/b559357ebadf62a5b1b4e7b592627b66.jpg

End of November, pretty stocked for first home , it's cozy for use but it's a start, with a kick ass garage.

[Booter22]

http://images.tapatalk-cdn.com/15/09/19/b559357ebadf62a5b1b4e7b592627b66.jpg

End of November, pretty stocked for first home , it's cozy for use but it's a start, with a kick ass garage.

SIIKKKK congrats man! yea I wish I had a 2 car that's awesome! where about is it?

[Slade]

Brantford, garage is insulated and has a seperate gas furnace with a rollup on the back side as well

[Booter22]

Brantford, garage is insulated and has a seperate gas furnace with a rollup on the back side as well

wicked! well congrats man!

[SomeGuy]

Brick going up the side:
https://scontent-lga1-1.xx.fbcdn.net/hphotos-xpt1/v/t1.0-9/10392327_734295211243_664416649884429840_n.jpg?oh= ef9dc3d1e5a580faf7bea5deb92cbff8&oe=56A1A6D9

Back is all bricked:
https://scontent-lga1-1.xx.fbcdn.net/hphotos-xap1/v/t1.0-9/12049679_734295216233_7002992240646481726_n.jpg?oh =d90838397d6535c8bd2c0a4d7f18426a&oe=5697719A

Fireplace is roughly in:
https://scontent-lga1-1.xx.fbcdn.net/hphotos-xpf1/v/t1.0-9/12036962_734295206253_907716772125723905_n.jpg?oh= e070272952265c221773c317bd9ca144&oe=56A65DC6

[loki]

That's a lot of house for 2 people

[SomeGuy]

That's a lot of house for 2 people

LoL you think?

[SirWanker]

That's a lot of house for 2 people

Don't know about Someguy, but that is an advantage to me.
Then again accidents happen...

[SomeGuy]

Don't know about Someguy, but that is an advantage to me.
Then again accidents happen...

We don't plan on having children...but her and I can both have our own space when we want it (family room and great room), the rooms themselves just are bigger (it's still only 3 bedroom) and I often have family visiting so it's nice for them to have their own rooms and washroom.

[jay93]

We don't plan on having children...but her and I can both have our own space when we want it (family room and great room), the rooms themselves just are bigger (it's still only 3 bedroom) and I often have family visiting so it's nice for them to have their own rooms and washroom.
Many places to put a couch, if you know what I mean..... lol but the house is coming along nicely.

[Booter22]

I love it. ha we got our insurance quote with intact. almost $100 for each mazda 3 in Orangeville vs the 250-300 we pay in Brampton each car.

[Jeff-TheBiz]

That's a lot of house for 2 people

Or just enough for 2 people with a lot of stuff...

You'd be surprised how quickly you can use up space when you have it.

[loki]

I love it. ha we got our insurance quote with intact. almost $100 for each mazda 3 in Orangeville vs the 250-300 we pay in Brampton each car.

$200 extra each on gas per month to reach civilization

[Booter22]

maybe. I mean im almost a straight shot down hurontario at 90-100km/h and I can average around 600km to a tank or more. and lizz is the same just a back road to Georgetown. but either way. im happy we are getting out of Brampton. so even for the extra fuel cost. its well worth it.

[ryan2.3]

I love it. ha we got our insurance quote with intact. almost $100 for each mazda 3 in Orangeville vs the 250-300 we pay in Brampton each car.

wow that was high, when i lived in brampton, my gen one was about $125 and my gen 2 was $200

[soccerboy1491]

wow that was high, when i lived in brampton, my gen one was about $125 and my gen 2 was $200

Mine is 333 living in Brampton. A year to go till 25 lol

[loki]

maybe. I mean im almost a straight shot down hurontario at 90-100km/h and I can average around 600km to a tank or more. and lizz is the same just a back road to Georgetown. but either way. im happy we are getting out of Brampton. so even for the extra fuel cost. its well worth it.

I'm just giving you a hard time

[aris]

I love it. ha we got our insurance quote with intact. almost $100 for each mazda 3 in Orangeville vs the 250-300 we pay in Brampton each car.
I'm not sure if your over 25 yet but if not just wait and see how much more your insurance will drop

[Booter22]

wow that was high, when i lived in brampton, my gen one was about $125 and my gen 2 was $200

yea I think it might be tad less because of the current home ownership but its still stupid expensive compared to where we are going.


I'm just giving you a hard time
I know :)

[m_bisson]

speaking of insurance.... What do you guys pay for house insurance? I think i'm $530 for the whole year.... is that good/bad/absurd?

[mazdasport]

That's not to bad I pay 1200 but I have a oil furnace wood stove and a pool all things insurance companies don't like

[loki]

speaking of insurance.... What do you guys pay for house insurance? I think i'm $530 for the whole year.... is that good/bad/absurd?

As if you don't know. Unless that's renters insurance

[SomeGuy]

Concrete went in the basement today:

https://scontent-lga3-1.xx.fbcdn.net/hphotos-xpf1/v/t1.0-9/12038279_734645489283_8280330300364030671_n.jpg?oh =ccfc5c094e1ba8d753713de6dc2c2cfb&oe=569C1C84

Plus the brick is nearly done, just the front remains:

https://scontent-lga3-1.xx.fbcdn.net/hphotos-xtp1/v/t1.0-9/12047083_734645384493_2250681126252147882_n.jpg?oh =c573b66b3d0e718ef42510d1cb4ab6ca&oe=56A418DA
https://scontent-lga3-1.xx.fbcdn.net/hphotos-xap1/v/t1.0-9/12039680_734645359543_83981445519110943_n.jpg?oh=0 79f6f72562c6c2dd4727bebbbd6f4f4&oe=56A944CE

[Soyabean]

Anyone use some concrete epoxy to do their garage? Home Depot has some of that 1-step Epoxy concrete paint but the reviews have pretty much be a hit/miss. Anyone have any experience with this product?

Im planning to paint my garage but not sure which product to use. In addition, I want to etch the concrete for better adhesion but Canada only sells the citric acid etch stuff which is not as good as the muriatic acid that people in the states use. I know the reason for that is citric acid is better for the environment so i might just use that instead

[midnightfxgt]

Anyone use some concrete epoxy to do their garage? Home Depot has some of that 1-step Epoxy concrete paint but the reviews have pretty much be a hit/miss. Anyone have any experience with this product?

Im planning to paint my garage but not sure which product to use. In addition, I want to etch the concrete for better adhesion but Canada only sells the citric acid etch stuff which is not as good as the muriatic acid that people in the states use. I know the reason for that is citric acid is better for the environment so i might just use that instead

Most of the stuff you buy in box stores is junk if you're parking a car on it. Hot tire pickup will give you patches.

An alternative to etching is diamond grinding the surface. I bought a kit from Legacy Industrial (great reviews on the Garage forums). I haven't put it down yet

-John

[Booter22]

speaking of insurance.... What do you guys pay for house insurance? I think i'm $530 for the whole year.... is that good/bad/absurd?

Ours is about 731 with tax

[Booter22]

Anyone use some concrete epoxy to do their garage? Home Depot has some of that 1-step Epoxy concrete paint but the reviews have pretty much be a hit/miss. Anyone have any experience with this product?

Im planning to paint my garage but not sure which product to use. In addition, I want to etch the concrete for better adhesion but Canada only sells the citric acid etch stuff which is not as good as the muriatic acid that people in the states use. I know the reason for that is citric acid is better for the environment so i might just use that instead

We did it. Make sure it dries more then they saybto let it set. But make sureeee to get the sand or grit for it for traction. Otherwise even walking on it wet becomes.. slick

[m_bisson]

Anyone use some concrete epoxy to do their garage? Home Depot has some of that 1-step Epoxy concrete paint but the reviews have pretty much be a hit/miss. Anyone have any experience with this product?

Im planning to paint my garage but not sure which product to use. In addition, I want to etch the concrete for better adhesion but Canada only sells the citric acid etch stuff which is not as good as the muriatic acid that people in the states use. I know the reason for that is citric acid is better for the environment so i might just use that instead

Don't do it.

Epoxies are air/water tight. Unless your garage floor was built for it, you'll have small amounts of moisture wicking up through the concrete over time. The epoxy won't let it out, so you get these nasty bubbles where the coating is basically floating above the floor.

If you want, you can buy a moisture test kit that you basically tape to the floor and it will tell you how much moisture is coming through.

Different brands and formulations of Epoxies may allow for different moisture levels. However, to get a "professional" grade epoxy, you're looking at a minimum of $20 per square foot. The stuff home Depot sells is garbage.

[midnightfxgt]

$20/sqft is way too high. You can do it for less. Do lots of reading and research over on the Garage Journal forums and you'll see the different options available.

I called HD. The Diamabrush concrete prep tool is $65/day and same price for the machine.

[m_bisson]

It is ridiculous, isn't it?

I'm doing a job at the University of waterloo and the "special" urethane wall coating they want is going to cost them $10 per square foot. Normally, our price for 1 coat of primer + 2 coats of finish (3 coats of paint) is 65 cents.

Gives you an idea of how "special" some coatings can be.

[Default User]

What about just concrete stain?

Would it be durable enough for garage floors?

[m_bisson]

What about just concrete stain?

Would it be durable enough for garage floors?

Define 'durable'. It won't peel or flake like paint will, but it will wear down eventually. It also won't offer the same level of protection as a paint or epoxy: stain is just changing the colour of the surface of the concrete whereas paint or epoxy create a new surface on top of the concrete.

If you want protection from salt/oil/etc, paint or epoxy is the way to go.

[Booter22]

Don't do it.

Epoxies are air/water tight. Unless your garage floor was built for it, you'll have small amounts of moisture wicking up through the concrete over time. The epoxy won't let it out, so you get these nasty bubbles where the coating is basically floating above the floor.

If you want, you can buy a moisture test kit that you basically tape to the floor and it will tell you how much moisture is coming through.

Different brands and formulations of Epoxies may allow for different moisture levels. However, to get a "professional" grade epoxy, you're looking at a minimum of $20 per square foot. The stuff home Depot sells is garbage.

yea but if the house is a few years older it should be ok. ours is about 18 and in the areas we park the bikes on it held up.. lizzs mom was in a hurry to put her car in.. and Fdd up her side.. oh well

[Soyabean]

I think there is a vapor barrier underneath the garage so wouldn't that prevent moisture from coming up? Anyways, I've decided to hold off to next year since the weather isn't correct. At Costco, they sell a 100% solid epoxy called EpoxyMaster which my friend used in his garage and the results are amazing. It sells for $369+tax and covers around 400-500sq ft. I did some research and found a cheaper alternative at HD Rustoleum EpoxyShield which has some pretty good reviews and for the fraction of the price but also i think it might be only 50% epoxy and the other might be a water based acrylic but I need to read further. I know it is not the same as the 100% epoxy but i cant justify paying so much.

Painting with concrete stain would be good but it lacks the protection on the concrete from the salt and stuff. Plus I grab my 3 ton jack back and forth when I work in the car so I want the floor to be able withstand a little bit of a beating

[Soyabean]

We did it. Make sure it dries more then they saybto let it set. But make sureeee to get the sand or grit for it for traction. Otherwise even walking on it wet becomes.. slick

Yup for sure I will get that anti skid stuff. I heard epoxy is slippery if the floor is wet

[pwdunmore]

I think there is a vapor barrier underneath the garage so wouldn't that prevent moisture from coming up?

Garages are usually/typically slab on "Granular B" with no membrane (sometimes rigid foam insulation), so moisture will drive through it.

[ryan2.3]

Yup for sure I will get that anti skid stuff. I heard epoxy is slippery if the floor is wet

it can be brutal. When i walk into my garage after it rains or snows i have to hold onto one of the cars. I bought a roll of clear rubbery grip tape, like normally foudn on steps to put on the walking part between where the two cars park

[m_bisson]

it can be brutal. When i walk into my garage after it rains or snows i have to hold onto one of the cars. I bought a roll of clear rubbery grip tape, like normally foudn on steps to put on the walking part between where the two cars park

you could roll some clear urethane and toss some sand on it

[SomeGuy]

Stone and brick are done...not entirely sure how I feel about the colour of the stone next to the brick, might be the light/shadows...what does everyone think?

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xat1/v/t1.0-9/12122960_735298450743_2624783760785019041_n.jpg?oh =f53b21cac14a18fb94bc6a2d98e84983&oe=568B8F33

I like just the brick though...
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xtp1/v/t1.0-9/12049140_735298420803_129838647713390415_n.jpg?oh= 101971e89e9cbfc4b8d54d29f1e0caca&oe=5687C378

They've also insulated and put in sound insulation...
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xta1/v/t1.0-9/12079723_735298360923_1757533360677517668_n.jpg?oh =1054bf7aeb86d4e733f8722d11534f8d&oe=569E2E84
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xtp1/v/t1.0-9/12107016_735298355933_3072456607983424064_n.jpg?oh =cb2272f2c150222747b11cb7d48c98ce&oe=5699FDD4
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xpt1/v/t1.0-9/12088440_735298400843_192873285541572452_n.jpg?oh= 41053e8929571903384de77c10858ca6&oe=569BFAD0
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xta1/v/t1.0-9/12140692_735298405833_1395981342003033994_n.jpg?oh =8c429f5d4658f76cc5f48bc195c1a7c5&oe=56981167

And started drywalling...
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xal1/v/t1.0-9/1459660_735298465713_2691402427908240768_n.jpg?oh= c25342777f5aef8950990d3bafc03b66&oe=56A6EFB2
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xta1/v/t1.0-9/12096132_735298460723_6102487740521274500_n.jpg?oh =7dc5616b95ee19745a70de6d06ba1afc&oe=56995515

[aris]

Painted all the upstairs in my house in two colors dark grey and light grey ... Just two bedrooms left

[Booter22]

could you put this right on top of concrete?

you could roll some clear urethane and toss some sand on it

we... get the keys Friday!!! :D

[SomeGuy]

Been a while since a worthy update seeing as how they're working inside and I can't get in anymore to take pictures. I know they just did tiles and kitchen cabinets go in next week. 6 weeks to go until delivery.

Otherwise stucco/eaves/soffit are basically done:

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xpf1/v/t1.0-9/12038436_737099341743_8696517395269828417_n.jpg?oh =3852aaad9e6dd779fee6ce9c9de38c22&oe=568669DC
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xft1/v/t1.0-9/12105951_737099336753_4539216098213613853_n.jpg?oh =427ca90c968536d47204338553bab9de&oe=56C33B3A

[Booter22]

SO.. We are all in to the new house. man its been a blast. tons of work but tons of fun. got the lawn raked and fertilized yesterday so shes ready for next year. any winter prep tips? ive already drained the hoses.

[jay93]

SomeGuy I've got a question for you if you'd like to answer it..... did you pick smooth ceilings? If you did, how much did it cost to do smooth ceilings? Just curious, if you'd like to answer.

[SomeGuy]

SomeGuy I've got a question for you if you'd like to answer it..... did you pick smooth ceilings? If you did, how much did it cost to do smooth ceilings? Just curious, if you'd like to answer.

No, we didn't do smooth ceilings...standard california ceilings. I think it was supposedly a couple thousand dollars if we wanted it but never had it quoted.

[loki]

What is smooth ceilings?

[SomeGuy]

What is smooth ceilings?

Most builders do a textured ceiling coating because it's less labour than trying to make the drywall perfectly smooth/flat. The advantage of a smooth ceiling is only if you need to open chunks of the ceiling you can without having it look like a patch job when you put it back and to some people it looks better. I actually prefer the look of a california ceiling.

[loki]

Oh ok, I have a smooth ceiling

[Default User]

^^ I always called it "popcorn". Never knew why. LOL.

Just a term I picked up from GC buddies I drank with

[SonicBoy]

Cover the air conditioner.
Don't forget to turn off the water to the outside faucet if you don't have one of those frost free shut offs
Prep the lawn mower by changing the oil and cleaning the air filter
get snow shovels out of storage
Prep Snow blower
Pull out all of the annuals and put them out in the yard waste
Rake/Leaf blow and put in yard waste or in Scarborough rake it down to the edge of the lawn near the road for pickup
Prune some of the trees that have grown up over the past season.
Store the lawn furniture
Cover/Wrap hedges with burlap bag
Find snow brush for car
Find the ice chipper/ice melter



SO.. We are all in to the new house. man its been a blast. tons of work but tons of fun. got the lawn raked and fertilized yesterday so shes ready for next year. any winter prep tips? ive already drained the hoses.

[SomeGuy]

^^ I always called it "popcorn". Never knew why. LOL.

Just a term I picked up from GC buddies I drank with

Popcorn is a bit older style and is spikey kinda...california is basically popcorn that's knocked down flatter.

[m_bisson]

I have smooth ceilings. Definitely easier to keep clean and repaint.

After a few months, take a flashlight and hold it near the ceiling. Prepare to be grossed out by all the spider webs.

[SilentJay]

Anyone have a hookup for cabinets? We're trying to extend our cabinets into the breakfast area for more storage but the company the builder went with wants $12k+Tx for a relatively simple layout. I know Iceman worked for a cabinet company, but I haven't seem him around anymore.

[rajin929]

Anyone have a hookup for cabinets? We're trying to extend our cabinets into the breakfast area for more storage but the company the builder went with wants $12k+Tx for a relatively simple layout. I know Iceman worked for a cabinet company, but I haven't seem him around anymore.

in the same boat, we wanted to do pantry cabinets across one wall in our breakfast area and went to Frendel and they quoted us something stupid (probably becuase it's too small of a job for them) but would have been nice as they could have matched the existing cabinetry perfectly.

we will start checking out other companies over the winter, because they wall is on the other side of room, we were thinking of re-doing the island in like a off-white and the pantry wall same for a contrast to our medium brown cabinets, so no need to match perfectly, meh not an urgent project but would be nice for more storage

[SilentJay]

We went from a house with a walk-in pantry to one that has a tiny 16" pull-out pantry. Wife was not pleased :P

Thankfully our cabinets are a very simple white "shaker" pattern, so hopefully it'll be easier to match.

[Booter22]

a friend of mine has a home reno company. did you want his number?

[jay93]

Most builders do a textured ceiling coating because it's less labour than trying to make the drywall perfectly smooth/flat. The advantage of a smooth ceiling is only if you need to open chunks of the ceiling you can without having it look like a patch job when you put it back and to some people it looks better. I actually prefer the look of a california ceiling.
In terms of finishing the ceiling for a smooth finish it's quite easy actually. The hardest part of that is the sanding of the ceilings. Basically when it's 'popcorn' ceiling it's 1 coat of mud on the screws and joints and that's all. When the ceilings are finished it's 2 coats, sand and done. But builders prices for smooth ceilings are insanely high.

[Flagrum_3]

In terms of finishing the ceiling for a smooth finish it's quite easy actually. The hardest part of that is the sanding of the ceilings. Basically when it's 'popcorn' ceiling it's 1 coat of mud on the screws and joints and that's all. When the ceilings are finished it's 2 coats, sand and done. But builders prices for smooth ceilings are insanely high.

As Someguy said its labour intensive, and not so easy to get it perfect either. Main reason the cost is higher.

[m_bisson]

As Someguy said its labour intensive, and not so easy to get it perfect either. Main reason the cost is higher.

I've seen guys majorly **** up textured ceilings as well, not to mention, spray his shit all over the walls we just painted.

[Flagrum_3]

I've seen guys majorly **** up textured ceilings as well, not to mention, spray his shit all over the walls we just painted.

That's just shoddy workmanship. I guess in any trade or job for that matter you have your pros and you're amateurs. My definition of a pro is one who takes pride in his work, and does it right the first time...and you usually have to pay more $ for the pros.

[jay93]

That's just shoddy workmanship. I guess in any trade or job for that matter you have your pros and you're amateurs. My definition of a pro is one who takes pride in his work, and does it right the first time...and you usually have to pay more $ for the pros.
I had a friend from work come over and fix my in-laws ceiling due to a bath leak. Ceilings are 'popcorn' and after he was done he was done his job and it dried you couldn't tell where the patch was done.

[Flagrum_3]

I had a friend from work come over and fix my in-laws ceiling due to a bath leak. Ceilings are 'popcorn' and after he was done he was done his job and it dried you couldn't tell where the patch was done.

Your point?

[jay93]

Your point?
That it was a job well done

[Mr Wilson]

Anyone have a good concrete contact? Looking at doing a rear patio next spring.

[Default User]

Didn't loki do some concrete work earlier for his shed?

[loki]

Didn't loki do some concrete work earlier for his shed?

I did, but we had a major commercial restoration contractor help us out. We're all in that industry, so they won't deal with residential

[loki]

passively house shopping again.....

[SomeGuy]

passively house shopping again.....

Build a house...it's real fun....

[SirWanker]

passively house shopping again.....

Just missed out on this property (http://themashcanada.blogspot.ca/2015/11/gord-downies-riverdale-house-sells.html?view=magazine) :P

[mazdasport]

Build a house...it's real fun....

Watching someone else build your house is real fun doing it yourself with deadlines is stressful

[SomeGuy]

Watching someone else build your house is real fun doing it yourself with deadlines is stressful

I was being a bit sarcastic with that statement...it's months of stress even watching people build it.

[loki]

Just missed out on this property (http://themashcanada.blogspot.ca/2015/11/gord-downies-riverdale-house-sells.html?view=magazine) :P

that's a 15 mins walk away from my current house

[loki]

it's also beyond my price range

:)

[Booter22]

Anyone have a good concrete contact? Looking at doing a rear patio next spring.

if your still interested pm me. my friend had someone come and drop it for him when we did his rear gazebo base. sucked to wheel it around but it was worth the end result.

[aris]

I hate wall paper.... I've been stripping the wall paper in my bathroom

[loki]

Put in an offer few nights ago on a house in our ideal neighborhood and lost it to an epic bidding war

Have another offer in on a nicer just outside our ideal neighborhood...we shall see tonight what happens. This time we are not competing against any other buyers

[Mr Wilson]

loki, good luck!

Roughly same area as now?

Place up the street is for sale ;)

[Default User]

Put in an offer few nights ago on a house in our ideal neighborhood and lost it to an epic bidding war

Have another offer in on a nicer just outside our ideal neighborhood...we shall see tonight what happens. This time we are not competing against any other buyers

Good luck.

Bidding wars suck for buyers.

[loki]

loki, good luck!

Roughly same area as now?

Place up the street is for sale ;)

It is the place up the street! I would be moving maybe 500ft away from where I am now

3 car garage with an additional 3 car parking....unheard of downtown.
Mr Wilson



yeh bidding wars suck for sure Default User especially when emotions take over and drive the price. I went in high-ish or so I though but I cannot compete with $200K over asking

[Mr Wilson]

Nice.

[rajin929]

emotions coupled with low interest rates, people are making it rain with their offers
"oh what's another $200k" yuk.

[Default User]

yeh bidding wars suck for sure Default User especially when emotions take over and drive the price. I went in high-ish or so I though but I cannot compete with $200K over asking

Was the house priced below value to start a bidding war?

Cause if it was priced at fair value and it still jumped $200G - that's sucks

[Default User]

Come to think of it - it sucks either way. LOL

[Default User]

Cutting down 2 half-dead trees and a bush this weekend.

Then gonna cut it up and get free firewood for this winter

[optiklenz13]

Good luck loki

I was in the same position two weeks ago, lost a lot of houses due to the stupid bidding war.

[m_bisson]

It is the place up the street! I would be moving maybe 500ft away from where I am now

3 car garage with an additional 3 car parking....unheard of downtown.
Mr Wilson



yeh bidding wars suck for sure Default User especially when emotions take over and drive the price. I went in high-ish or so I though but I cannot compete with $200K over asking

Jesus. My house was 200k. That person could have bought a second house for the cost of the bidding war.

[SirWanker]

Gook Luck loki
Been through the losing end of a bidding war but it happens for a reason.


Jesus. My house was 200k. That person could have bought a second house for the cost of the bidding war.
Depends on the location's current demand.
For a Toronto house in a desired neighbourhood, you are generally looking at least 800K+.

[mazdasport]

Jesus. My house was 200k. That person could have bought a second house for the cost of the bidding war.

Same I piad 182 for mine and I have acre a pool and a big heated shop so happy I'm not paying Toronto housing costs

[loki]

Jesus. My house was 200k. That person could have bought a second house for the cost of the bidding war.

well then I could have bought your house 5 times for the price before the bidding war, crazy

[loki]

the house is mine!

Pending a satisfactory home inspection

[cwp_sedan]

Nice Chris! Hope the inspection goes well!

[Default User]

Congrats loki

[optiklenz13]

Nice!!! Congrats Chris!

[optiklenz13]

http://images.tapatalk-cdn.com/15/11/19/4c4328d8311f33c769a2f1c3021d0283.jpg

This one is mine after inspection and everything approved. [emoji4]

5 minute walk from my current house, across the street. Hahaha.

[SomeGuy]

Pics of the new palace of loki? Congrats though!

Seems like the year of houses here on TM3...I'm less than 2 weeks out on mine now, it's just nuts.

Oh and congrats to you too optik!

[loki]

Will post up some pics once it's all finalized :)

[Default User]

Anybody get their X-mas lights up yet?

I think it's early - but the longer I wait - the colder it's gonna get.

[adubya]

Anybody get their X-mas lights up yet?

I think it's early - but the longer I wait - the colder it's gonna get.

A lot of the houses in my area have their lights up, put them up last weekend. I'll probably end up doing my lights this weekend

[cwp_sedan]

Anybody get their X-mas lights up yet?

I think it's early - but the longer I wait - the colder it's gonna get.

Mine went up last weekend. Not lit up like some of the fools in my neighborhood but ya. :)

[midnightfxgt]

Anybody get their X-mas lights up yet?

I think it's early - but the longer I wait - the colder it's gonna get.
I put em up. Haven't turned them on though

[Mr Wilson]

Anybody get their X-mas lights up yet?

I think it's early - but the longer I wait - the colder it's gonna get.

Ha, went outside, unscrewed 'soft white' porch bulb, screwed in 'red' bulb.

Christmas light(s) done.

[loki]

Ha, went outside, unscrewed 'soft white' porch bulb, screwed in 'red' bulb.

Christmas light(s) done.

Or satanic conversion complete

[shift8]

Anybody get their X-mas lights up yet?

I think it's early - but the longer I wait - the colder it's gonna get.
Put mine up last week when it was 14C out.

[shift8]

Welp after more than 5 years in our townhouse we're moving. New build in Alliston. Detach prices in our current neighbourhood are too high for my liking, so more north it is.

Current estimated resale price of townhouse almost matches base price of 2800 sqft house in Alliston. Unfortunately gotta wait till next November to take possession.

Friends will be around the corner in the same neighbourhood. Also beside the park so one house beside us vs two. Two car garage is my favourite addition from single car garage here.

Looks like I'll be showing up to more Barrie meets in a couple of summers.

Edit: Here is the house. We're elevation A -- http://thetreetops.ca/home-designs/36ft-homesite/item/103-the-juneberry.html

[m_bisson]

Housing prices in kw are doing stupid things too...

[loki]

That's a lot of square footage shift8

[shift8]

That's a lot of square footage shift8
Yea more than I originally wanted but the home office was necessary (I work from home) and we wanted a guest room (I have two boys), so once you factor all that in you end up with a 2800 sqft house. A mud room and two car garage was also a must.

[SomeGuy]

shift8 that plan has a lot of wasted space in it. How far into it are you, signed? Can you customize at all? Be prepared to spend 50-100k in upgrades too. Also, I'll tell you right now that building is a lot more stressful than just buying, so be prepared...builders aren't the easiest people to deal with especially once you get past the sales people.

Congrats though, it's definitely the year of TM3 houses lol

[SomeGuy]

Garage door is up...and we're less than 2 weeks out now. PDI this week.

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xpt1/v/t1.0-9/12279120_740081705063_6330375149696696291_n.jpg?oh =1c6cd3132796cd8f607ea629f1c763ea&oe=56E0E513

[shift8]

shift8 that plan has a lot of wasted space in it. How far into it are you, signed? Can you customize at all? Be prepared to spend 50-100k in upgrades too. Also, I'll tell you right now that building is a lot more stressful than just buying, so be prepared...builders aren't the easiest people to deal with especially once you get past the sales people.

Congrats though, it's definitely the year of TM3 houses lol SomeGuy This is my second new build so I know about upgrades and builder. We can change some structural things and have a couple planned. I have a budget allocated for upgrades and 20% down, plus left over for A/C, closing costs, fencing, painting etc.

Other than the entrance what "a lot of wasted space" are you talking about?

[rajin929]

congrats!

i love the plan myself, having the garage in the basement and the foyer half level between opens up a ton of space for the first floor.
we were looking at something similar, first thing that popped into my head was "can the builder move the garage wall back another 5 feet into the basement for a deeper garage for more space" haha.

[SomeGuy]

SomeGuy This is my second new build so I know about upgrades and builder. We can change some structural things and have a couple planned. I have a budget allocated for upgrades and 20% down, plus left over for A/C, closing costs, fencing, painting etc.

Other than the entrance what "a lot of wasted space" are you talking about?

Good stuff.

As for wasted space...here's just general comments on what I see with the floor plan from my perspective. You may very well like some of these things, as everyone has different taste, but these are my thoughts.

First floor:
- Ledge in foyer and the curved stairs eat up a lot of space
- Top of those curved stairs until dining room is completely useless
- Your dining room is your main flow into the house, makes it less easy to place a table in the middle without it being in traffic
- The sitting area in dining room you'll never use, why is that window off center?
- Landing at bottom of stairs is a bit big
- Great room is nice, like that.
- Chef's office is a bit strange, you'll probably not use it much, do a full pantry or open it to your kitchen.
- Sink in the island, I know it's trendy but now your pile of dishes sit on the island in the middle of everything, better stay on top of those dishes.
- Fridge is far from prep area and stove (hence open up the chefs office and use that space to get your kitchen triangle)
- Can they remove that wall section between kitchen/great room/stairs, open it up?
- Main dining is far from kitchen, makes setting/clearing more time consuming.
- Big picture, move the powder room/chefs office elsewhere, expand the kitchen/breakfast down, so dining can be at the back, office can become bathroom, dining can become office...win.

Second floor:
- Master is at the front of the house, usually more street noise, move it to the back and you want guest rooms at the front
- Master is awkward shape, makes furniture placement a bit tricky
- Ensuite is missing double sinks
- Wall between bath sink and master bedroom is doubled up, shift the master out (takes a smidge of closet space away but makes room a smidge bigger).
- Hallway is excessively big, un-used space (although hard to layout differently).
- Back 3 beds are good size and decent layout
- Laundry will make bedroom 4 noisy

Basement isn't too bad, although there's no cold room and the mud room is a bit of a weird layout with all those doors.


For comparison, here is our ~2500 square foot home, these are the builders plans we customized a few things, so we didn't build just like this, we did a 3 bed layout with the giant master and tweaked a bunch of other things but for comparison:
http://www.hawksviewhomes.com/index.php?p=download&file=288

Now granted the bedrooms are smaller but 4 beds + family room + a better ensuite upstairs, more flow and open concept on the main, and a giant basement space...in your case by moving the laundry upstairs there would be room for an office in that spot.


Just some thoughts on the matter, maybe you can use them to make your house that little bit better but in all honesty I'm sure it will be an amazing house regardless :)

[Aitch]

shift8 you're just down the road from my parents' house, that's where I grew up!

[SirWanker]

Ha, went outside, unscrewed 'soft white' porch bulb, screwed in 'red' bulb.

Christmas light(s) done.


Or satanic conversion complete

Did not know Mrs Wilson was being a surrogate on the side /*kidding*/

[Soyabean]

With the cold weather here, remember to shut the valves to your hose bibs and drain out whatever is still in hoses. I went out last night and my backyard one was frozen lol. I just lugged it inside to let it thaw out in the garage lol. Also shut your humidifier or else you will get condensation on your windows.

[loki]

With the cold weather here, remember to shut the valves to your hose bibs and drain out whatever is still in hoses. I went out last night and my backyard one was frozen lol. I just lugged it inside to let it thaw out in the garage lol. Also shut your humidifier or else you will get condensation on your windows.

you want to add humidity during the winter though. You may get condensation depending on how bad your windows are, as well as air flow, but a humidifier will help counter that winter dryness.

[Soyabean]

you want to add humidity during the winter though. You may get condensation depending on how bad your windows are, as well as air flow, but a humidifier will help counter that winter dryness.

Loki to the rescue. I stand corrected! Turn it on or to "Winter" lol. Mine has a Summer or Winter bypass lol but yes, it does depend on your windows also

[Booter22]

yea my HRV has a "winter" mode says between 30-40. so I have it closer to 40 to keep it running less. but otherwise Im still unsure about these things. my parents havnent had one and there house is 30+ years old. only these "new" houses have them. my house is 20 years old. so.. I dunno thoughtS?

[XTOTHEL]

yea my HRV has a "winter" mode says between 30-40. so I have it closer to 40 to keep it running less. but otherwise Im still unsure about these things. my parents havnent had one and there house is 30+ years old. only these "new" houses have them. my house is 20 years old. so.. I dunno thoughtS?

If you're getting condensation on the windows, you might want to check it for leakage. HRVs will TRY to regulate the humidity, but they don't run based on humidity. HRVs are great as they exchange the "stale" indoor air with the fresh air coming in from the outside at a rate of 10-20% per hour depending on the house size and unit. All the while recovering some (50-90+% depending on unit) of that heat from the outgoing air. You'd want to regularly clean the filters and the heat exchanger, also make sure the drain valve isn't plugged.

[ryan2.3]

the last 4 days have been hell getting ready to host thanksgiving tomorrow, but I finally finished. Ripped up carpet on main floor, laid tile at the entrance (there were only 6 stick on laminate tiles that went as far as the door swing) and painted the upstairs, hall and living room and put in a new front door.

it was this weird brown for the main wall then a pink on all the others.. not very pleasant

there's just a tiny bit of touch up around the door (my wife had to mud some spots so those will be touched up and painted this afternoon) and still have to paint the backing board for my finger board

only before shot haha
http://drive.google.com/uc?export=view&id=0B3eycRJGDrBTSEVVbXlkcmhyMU0http://drive.google.com/uc?export=view&id=0B3eycRJGDrBTUWY2SHBFVmZDZ1E
http://drive.google.com/uc?export=view&id=0B3eycRJGDrBTeUFpYmN3d3ZFVGc
http://drive.google.com/uc?export=view&id=0B3eycRJGDrBTQTFCSWNmX2ZudXc
http://drive.google.com/uc?export=view&id=0B3eycRJGDrBTYlYzSGptTXhKR00
http://drive.google.com/uc?export=view&id=0B3eycRJGDrBTc1hrcjEwbXU2U28

[m_bisson]

That's some shiny paint.

For colours like your dark green/blue walls, if you buy eggshell, it will always look closer to semi gloss because of how much pigment is added.

That's why the green looks glossier than the beige.

[loki]

ryan2.3 is that a real child on the floor or a doll?

[Aitch]

@ryan2.3 (http://www.torontomazda3.ca/forum/member.php?u=16686) is that a real child on the floor or a doll?

Glad I wasn't the only one who noticed lol.

[ryan2.3]

ryan2.3 is that a real child on the floor or a doll?
She's sleeping. I set her down for a minute and she flipped over and knocked out

Also that was right after painting, it's not that glossy looking anymore. It's pretty matte right now

[Booter22]

If you're getting condensation on the windows, you might want to check it for leakage. HRVs will TRY to regulate the humidity, but they don't run based on humidity. HRVs are great as they exchange the "stale" indoor air with the fresh air coming in from the outside at a rate of 10-20% per hour depending on the house size and unit. All the while recovering some (50-90+% depending on unit) of that heat from the outgoing air. You'd want to regularly clean the filters and the heat exchanger, also make sure the drain valve isn't plugged.

yea ive cleaned them all out. we don't get any condensation with it on or off. I just don't notice any difference with it on or off so makes me wonder if I need to run it. or not and just save the hydro.

[loki]

House is officially ours!

Had a bit of back and forth after the original offer was settled to address a few concerns

[shift8]

congrats!

i love the plan myself, having the garage in the basement and the foyer half level between opens up a ton of space for the first floor.
we were looking at something similar, first thing that popped into my head was "can the builder move the garage wall back another 5 feet into the basement for a deeper garage for more space" haha.
My first thought was can I increase height somehow to stack my miata on top of the MS3? :)

[shift8]

you want to add humidity during the winter though. You may get condensation depending on how bad your windows are, as well as air flow, but a humidifier will help counter that winter dryness.
Especially if you have hardwood. I need humidity otherwise I end up with nose bleeds in the winter...

[shift8]

yea my HRV has a "winter" mode says between 30-40. so I have it closer to 40 to keep it running less. but otherwise Im still unsure about these things. my parents havnent had one and there house is 30+ years old. only these "new" houses have them. my house is 20 years old. so.. I dunno thoughtS?
Newer houses are much more efficient. My town is energy star rated, meaning primarily that it is a lot tighter sealed, so you have to control the environment a bit more.

We have an air exchanger since we never open windows ( wife has bad allergies)

[shift8]

If you're getting condensation on the windows, you might want to check it for leakage. HRVs will TRY to regulate the humidity, but they don't run based on humidity. HRVs are great as they exchange the "stale" indoor air with the fresh air coming in from the outside at a rate of 10-20% per hour depending on the house size and unit. All the while recovering some (50-90+% depending on unit) of that heat from the outgoing air. You'd want to regularly clean the filters and the heat exchanger, also make sure the drain valve isn't plugged.
My nest also shows me relative humidity in the house which helps.

[SomeGuy]

Congrats loki any pictures now? :)


Anyway, we had our PDI today...couple things they have left to do still, few minor things to be dealt with and the usual scuff on the wall here and there but nothing too worrisome at least. So time for some finished interior pictures:

Kitchen...yes the vent pipe is still to be finished and appliances will come after closing next week.
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xpf1/v/t1.0-9/12274714_740446858293_2908754759984727407_n.jpg?oh =b807e428ac43e944041f676bb8223ca4&oe=56DEA0E9
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xfp1/v/t1.0-9/12278894_740446803403_6981949607296249961_n.jpg?oh =bf5aa4ee4b609cb21ecd2bd24d2aa970&oe=56ED89D7
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xla1/v/t1.0-9/12310534_740446853303_9168246528633046147_n.jpg?oh =d56cf97061486049c3da9dcfbe2e1420&oe=56F15C96

Great room and dining room:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xpl1/v/t1.0-9/12308237_740446673663_2756437809217618962_n.jpg?oh =57ae33e0e7eadeee413f221b8c2a4524&oe=56F48D2F
Fireplace in great room:
https://scontent-ord1-1.xx.fbcdn.net/hphotos-xpt1/v/t1.0-9/12316506_740446613783_7931284935926365106_n.jpg?oh =d8b25c24cd31b891787e92d432b57a04&oe=56DEAE10

Front hall and stairs (front door is yet to be changed to final door):
https://scontent-lga3-1.xx.fbcdn.net/hphotos-xlf1/v/t1.0-9/12313844_740446618773_1906734962518053077_n.jpg?oh =d581f25613e5b30b7fa0cf0fd5086d03&oe=56AEC7A7

Powder room:
https://scontent-lga3-1.xx.fbcdn.net/hphotos-xaf1/v/t1.0-9/12234876_740446608793_1648888886861019742_n.jpg?oh =b0289d896810d3b74c70138aa411497d&oe=56DEE06C

Family room:
https://scontent-lga3-1.xx.fbcdn.net/hphotos-xtp1/v/t1.0-9/12316364_740446678653_8097170090933145355_n.jpg?oh =b370f2dab314f23fa3828cd95f65017e&oe=56E67969
https://scontent-lga3-1.xx.fbcdn.net/hphotos-xpf1/v/t1.0-9/12278851_740447222563_7080932819423412058_n.jpg?oh =95b649f7294e3ac64c0cbaea587a2b4e&oe=56E9058C

Front bedroom:
https://scontent-lga3-1.xx.fbcdn.net/hphotos-xpt1/v/t1.0-9/12311059_740446683643_9040033325404974594_n.jpg?oh =2c3138dc997cdc55df287470a8dbd102&oe=56ED6FD4

Main bath:
https://scontent-lga3-1.xx.fbcdn.net/hphotos-xap1/v/t1.0-9/12316411_740446733543_195950090940073020_n.jpg?oh= 86cac8a0d5b64fa1d9eb38ddcc33f496&oe=56EC8714

Ensuite:
https://scontent-lga3-1.xx.fbcdn.net/hphotos-xlp1/v/t1.0-9/12274318_740446743523_4843613536395580146_n.jpg?oh =c667779fe7265408360d8320b3df08a3&oe=56F81E20
https://scontent-lga3-1.xx.fbcdn.net/hphotos-xtp1/v/t1.0-9/12295255_740446738533_8921122491990430985_n.jpg?oh =d21e29f0c9bf3476e3350d41ff2b83fc&oe=56AEC308

Master bedroom:
https://scontent-lga3-1.xx.fbcdn.net/hphotos-xap1/v/t1.0-9/12308604_740446793423_3008694515538837144_n.jpg?oh =f0ceee98f241a4e3b77537818d7dea37&oe=56DD113D
https://scontent-lga3-1.xx.fbcdn.net/hphotos-xpl1/v/t1.0-9/11954606_740446788433_8767722125496378926_n.jpg?oh =9aaab0d06209e03bcce2c2914ccc6a6d&oe=56E39A1A

[loki]

3 pics

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xtf1/t31.0-8/12314429_10153711700671763_1734102351224704023_o.j pg

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xat1/t31.0-8/12273811_10153711700871763_1128295827710706600_o.j pg

and the garage, which is rare in the City

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xpf1/t31.0-8/12307532_10153711755571763_6843563260457933854_o.j pg

[SirWanker]

loki congrats! have fun with corner lot snow shovelling :P

[SomeGuy]

So garage is out back and entrance to it is off the other street? Interesting layout but awesome to have that much space, especially in TO. Can you actually get 3 cars in it? Either way, congrats!

[loki]

So garage is out back and entrance to it is off the other street? Interesting layout but awesome to have that much space, especially in TO. Can you actually get 3 cars in it? Either way, congrats!

You can actually get 3 cars in there. It's massive. I don't plan to put my car in there though. It has a mezzanine level for even more storage

[Mr Wilson]

Why no car in garage?

[SirWanker]

Why no car in garage?

Perhaps a future man-cave?

[Mr Wilson]

Cave should have car.

http://cdn.home-designing.com/wp-content/uploads/2011/08/car-in-home-black-ferrari1.jpg

[loki]

Renovation contractor all lined up ready to go as we take posession on Jan. 15th...

Wife works for a developer so it'll be a hybrid of managing/sourcing materials and trades ourselves and using our renovation contractor

I'll be carrying both houses while we renovate the other but it's a convenience I'm willing to pay for

[shift8]

Having lived through a renovation for 3 years, I couldn't agree more.

[SirWanker]

Like shift8, lived through a 3 month reno.
Was not fun going to the Olympium to shower while the bathrooms were rebuilt.

[SomeGuy]

Been slow getting unpacked and settled in and use to the house...finally got around to finishing up kitchen appliances (hooked water up to fridge, installed microwave where it belongs):

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xaf1/v/t1.0-9/12366204_742622074143_5452808239924507599_n.jpg?oh =3fdb07792904690c588829802a198266&oe=56DE361D

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xlp1/v/t1.0-9/12376110_742622079133_2101106116739819892_n.jpg?oh =287a9d16a4b054991b318a6e60ada23f&oe=571A1873

And well, the garage isn't filled with boxes anymore but isn't close to being setup:

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xaf1/v/t1.0-9/12366389_742622288713_2335235089120232299_n.jpg?oh =7d79e0dff20af9807a8c0fe73abbf036&oe=571F7C73

Overall the house turned out pretty nice but there's a few issues that have been eating up my time fighting with the builder to get fixed...guess that's par for the course though with new builds and in the grand scheme of things they aren't major major issues.

[m_bisson]

Been slow getting unpacked and settled in and use to the house...finally got around to finishing up kitchen appliances (hooked water up to fridge, installed microwave where it belongs):

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xaf1/v/t1.0-9/12366204_742622074143_5452808239924507599_n.jpg?oh =3fdb07792904690c588829802a198266&oe=56DE361D

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xlp1/v/t1.0-9/12376110_742622079133_2101106116739819892_n.jpg?oh =287a9d16a4b054991b318a6e60ada23f&oe=571A1873

And well, the garage isn't filled with boxes anymore but isn't close to being setup:

https://scontent-ord1-1.xx.fbcdn.net/hphotos-xaf1/v/t1.0-9/12366389_742622288713_2335235089120232299_n.jpg?oh =7d79e0dff20af9807a8c0fe73abbf036&oe=571F7C73

Overall the house turned out pretty nice but there's a few issues that have been eating up my time fighting with the builder to get fixed...guess that's par for the course though with new builds and in the grand scheme of things they aren't major major issues.

What are the issues?

[SomeGuy]

The biggest one right now is the attic insulation is short, card they left says 13.4 inches for R-50, it measures around 9.5 inches. They haven't promised to top it up yet but are having the insulation company come inspect at least. They also installed the wrong AC unit, put in a 2.5 ton, should have been a 3.0 ton, it's already been replaced though. Our front door, the actual right one, is in the garage unstained still...was supposed to be done weeks ago, still have a temporary door. Last big one is some of the casement windows don't close very well, jam up a bit, they've got their window people coming in January to adjust them.

The rest of the stuff is minor cosmetic things.